| The
ourriver vision: protecting the future... |
|
This is our dream. It would mean restrictions beyond those in current
regulations, but we believe that the special nature of the lower
Connecticut River Valley justifies strong measures.
|
| And it's only a very small
area, really. Would it be that much of a sacrifice for riverfront
property owners to build with a consideration for other people in
mind, just here in this little, irreplaceable place of visual delight?
Many have done so already, but unfortunately others may not. This
legislation would save everybody a lot of trouble. |
| ----------------begin
manifesto-------------------------- |
| We propose the creation of
the Lower Connecticut River Preservation District by the State
of Connecticut. |
| Rationale: Like the
Historic Districts within towns, this would protect the River and
make further efforts like this one unnecessary. Historic Districts
are widely accepted and effective. If somebody wants to buy an old
house and have the option of changing its outer appearance, they have
to buy one that's not in a Historic District. The restrictions imposed
upon a property because it is within a Historic District actually
increase the property value, because of the prestige and exclusivity
it confers on the property. |
| The creation of a Preservation
District along the river should be modeled on the basic ideas behind
the creation of Historic Districts, but some provisions unique to
its riverfront location would be necessary. This document is intended
to provide a proposed framework for legislation that would preserve
the river for ALL the citizens of Connecticut. |
| Extent: Middletown–Portland
bridge to Long Island Sound, including properties on tributary rivers
and streams visible from either the river or the opposite riverbank. |
| Restrictions: |
| 1) No subdivision
of existing properties. |
| 2) No zoning changes
allowed. |
| 3) New houses on land
currently zoned as buildable may not exceed 3,000 square feet (including
attached garages), two story maximum height. Exception: cupolas and
/ or "widow's walks" allowed on two-story houses, maximum
height one-story equivalent, maximum 144 square feet floor area. Outbuildings
(including garages) not to exceed 600 square feet total, one-story
only. |
| 4) Renovations to
existing structures (both private houses and commercial buildings)
may not increase the square footage or height of the structure. Exception:
Unenclosed porches up to eight feet deep may be added to houses (screens
allowed, but no windows). |
| 5) If an existing
structure is demolished and replaced, the new structure must be built
in the same location as the previous structure. Neither total square
footage nor height may exceed the replaced structure. |
| 6) Buildings may only
be replaced with new ones of the same function (garages may not be
replaced by garages with loft apartments, or sheds converted to cabins,
for example). Does not apply to commercial properties; for example,
a marina may replace a storage building with a snack bar. |
| 7) Buildings may not
be converted from non-residential to residential function (no converting
garages to cottages, for example). |
| 8) Shrubbery or trees
between houses and the river are required, and must be maintainted
to a height and density such that no more than 50% of the structure
is visible from the midpoint of the river, for a distance of one mile
upstream and one mile downstream. |
| 9) Structure colors,
including roofs, must be muted (not bright). |
| 10) Existing commercial
or private docks may not be expanded. Private docks (one per property)
may not be more than 20 feet long or four feet high, regardless of
the ability of a dock that size to reach suitable water depth. |
| 11) Properties with
commercial zoning may change business type, subject to above restrictions
on building size, but no new commercial docks may be built. (Marina
owners would benefit greatly from this provision, as their slips would
become much more valuable.) |
| Enforcement: Violations
incur a fine of $50,000.00, and non-conforming structures must be
removed. Although this would be a State law, enforcement would be
by the towns, and they would receive the money from fines. |
| Benefits: Everybody
wins, and because it's State law, nobody argues. Local governments
and commissions would have a burden lifted from them. Riverfront property
owners would have the views that they worked so hard to afford preserved,
and the tourist and boaters would keep coming (and bringing money). |
| -------------------end
manifesto------------------------ |
